January 09, 2024

Update 9th January 2024

NHBC have arranged to reattend on Thursday 11th January 2024 around 10.30am to carry out further investigations to terraces at Sirus House, Deneb House and Orion House.  A Director will accompany them during their time at the estate.

Update 5th December 2023

NHBC update

 NHBC have finally approved the temporary repairs quote submitted by Sensible following the onsite meeting on 20th September 2023.

 The temporary repairs will essentially lay sand in the slab gaps and then lay as close a match to the current slabs as possible.

 We anticipate the temporary repairs will be completed by 15th December 2023.

 NHBC’s consultant contractor have advised they need to compete another days investigation works to one terrace only, however we do not have a date for this yet.

Update 5th October 2023

Balconies visited.

• 3-11 from the underside (garage) and external views from street level
• 10, 4,6 and 7 from above via neighbour apartment access
•  General Notes and items discussed.

1. RAM consultancy have been appointed on behalf of NHBC to provide a scope of repair based on the CSSW and Vector reports.
2. Its clear there is a level of annoyance from those affected by loss or partial loss of use of the balcony areas.
3. On the above point, I asked Martin if they would be able to supply a cost to have the balcony surfaces reinstated via the use of their contractors with the use of slabs temporarily laid on sand (allowing for replacement of damaged ones). I understand the slabs are still available in there given size of 305 mm square and circa 25 mm thickness. It was discussed that a slight differing in colour would be acceptable. This would be by far the quickest remedial option. NHBC would request a cost from you for these works and once reviewed would confirm full reimbursement if agreeable.  
4. It is the NHBC policy not to release full copies of any previous reports. High level summaries can be released.
5. Copies of any contracts will not be forwarded as the content of these is a legally binding agreement between the two names parties only.
6. Copies of any remedial schemes can and will be forwarded for your records once these have been compiled and agreed.

 Timeframes

• Any timeframes given below are generic and align with similar projects. Nothing listed below is offered as an agreed timescale, these at this point can only be used as an indication until further details are known.
• Production of a scope of works and sanity check – 4 weeks
• Depending on the value of the works the works may have to be tendered. If tendered the tender period would be allowed 8 weeks to issue and review and supply a tender analysis. 
• Summarising the above and to manage expectations, I see little possibility of the works starting in 2023. I would add that dependant on materials used as most including asphalt have a minimum working temperature, then it may be safer to look towards March or April 2024 when we are likely to have the warmer steadier temperatures.  This making more relevant the need to have the balcony finishes reinstated to a usable condition.

 Findings

• General findings were as the Vector findings albeit some areas of water ingress staining to the basement carpark ceilings couldn’t be tied directly to identified defects on the surface of the balcony. The largest issue we have here are the areas of ingress are “seep and soak” rather than direct dripping. The seep and soak leaks are difficult to trace even with further water testing as ingress can take days to manifest after the test day.
• I have spoken very briefly to RAM this morning. Jack is going to put his thoughts down re the next steps. Like John, Jack does have concerns that a couple of the Vector investigations didn’t go far enough.

 Update 15th August 2023

Good afternoon,

You will be pleased to see that the disgarded terrace tiles have been removed from the estate and surrounding areas.  Yesterday, 2 tonnes was removed, with the remaining debris being removed today.

The cost of removing the debris, will be passed onto NHBC.

As always, we are continuing to chase NHBC for actions.

 Update 10th August 2023

Despite our continuous chasing, NHBC have not responded to our telephone messages or emails this week.

With this in mind, we have arranged with agreement of the Board of Directors that we will arrange for the disregarded terrace tiles to be removed and for the cost to be recovered from NHBC.

The removal of the items is scheduled for Friday 11th August 2023.

We are continuously trying to move this forward and resolve on your behalf, but as you can see this seems to be a painstakingly slow and tedious process for all involved.

Further updates will follow, generally on a Friday afternoon.

Best wishes,

Sensible Property Management

Update 4th August 2023

Please see below the response from NHBC received earlier today regarding the terraces.

Good afternoon,

I have completed my meeting this afternoon with my colleague. In relation to the permanent remedial scheme, we are instructing a consultant to assess the findings of the previous investigations and put together a scope with costs to rectify the water ingress. The brief for them will not be issued until the week commencing 14 August 2023 due to workloads and availability. We will be looking to arrange a visit to the site in September 2023, but we will confirm dates with you closer to the time.

 We are still looking into the areas of the terraces that have been exposed during recent investigations and will update you as soon as possible to confirm the next steps.

The debris has not yet been cleared as our contractor included these costs within their quote which is currently in discussions.

 I completely appreciate the frustrations of the residents, but I am working to get this resolved so I hope to have some positive news very soon.’

We will continue to contact them for progress updates along with the removal of the broken tiles around the estate and will update the Board and yourselves as often as possible.

 Update 28th July 2023

Following NHBC’s senior team meeting on Monday 24th July, they have arranged for their contractors to attend and assess the temporary repairs required to the terraces.

The contractors will be attending on Wednesday 2nd August to carry out their assessments and provide costings to NHBC.

Once NHBC has received this information, we will be able to advise further as to the actions they are taking.

We have also informed them of the ’paddling pools’ that have formed on the terraces following the recent rain fall and we are waiting for their response regarding the concerns that have been raised.

Update 21st July 2023

NHBC have provissionally reviewed their consultant’s report, but needs to be fully reviewed by the senior team.  This has been scheduled for Monday 24th July 2023, however we have been informed that any remedials that have been identified may not be undertaken quickly.

NHBC have requested for their conractors to attend urgently to remove the damaged tiles throughout Macquarie Quay and we understand that will be within the next week or two.

In terms of relaying or replacing the tiles temporarily, this will hopefully be be undertaken within the next 2 weeks also.

Once confirmation of the above has been received, we will provide further updates.

We thank you for your patience and appriciate the upheaval this has caused to all, but this is currently out of hands and are working hard to push NHBC to resolve this quickly.

Update 11th July 2023

Dear all

Following the investigation works completed by the NHBC appointed contractor over the last few weeks, we finally received an update from the contractor on Thursday 6^th July advising that their report will be with NHBC the following date (Friday 7^th July 2023).

We have chased NHBC several times a week following reports of the Terrace slabs being dug up and left around site however to date have failed to receive a written update or even telephone update. We are currently awaiting their complaint procedure to hopefully push things along.

We will be posting a further update later in the week with hopefully some timeframes as to when the slabs will be renewed.

 Update 16th June 2023

Dear All

We received an update regarding the NHBC claim yesterday confirming they have received dates from their consultants to undertake further investigation works in a hope that they will locate the exact cause of the leaks from the terraces. The consultants have proposed the below works on the following dates. Please identify which terrace number is linked to your property and cross reference that number with the proposed investigation dates.

We have asked NHBC and their consultants to ensure the technicians attending site have their own ladders for access to the terraces to ensure minimum disruption. We will also be emailing each House individually notifying them of this update.

• Tuesday 20th: attend with three field technicians to mark up all the terraces with locations highlighted by the BLD report
• Wednesday 21st: Attend with two field technicians to complete exposing works, inspection and ELD to balconies 1 & 2
• Thursday 22nd: Attend with two field technicians to complete exposing works, inspection and ELD to balconies 3, 4 
• Tuesday 27th: Attend with two field technicians to complete exposing works, inspection and ELD to balconies 5 & 6
• Wednesday 28th: Attend with two field technicians to complete exposing works, inspection and ELD to balconies 7, 8 & 9
• Thursday 29th: Attend with two field technicians to complete exposing works, inspection and ELD to balconies 10 & 11
  
  

 Update from NHBC 23.05.23

NHBC have recently met with the waterproofing consultants.

Below is their findings:-

The results from the buried leak detection survey have identified a number of leaks and suspicious areas across several of the terraces. The suspicious locations are known to be weak areas within the waterproofing of the decks, leaks have been identified under the paving in the waterproofing of the decks. Unfortunately, this does not confirm the exact cause of the ingress, but it does narrow down the areas for further investigation.

An estimate has been obtained by NHBC to undertake intrusive investigations to specific areas of the terraces, which will include electronic detection and visual inspections to allow them to understand where the water is coming from. 

This cost is currently being reviewed by NHBC and they will update the Board shortly.